New superstores to be blocked if they pose threat to high streets

New curbs to protect high streets and block out-of-town superstores are to be at the centre of the Government’s overhaul of planning laws.

Communities Secretary Ruth Kelly will next week announce that all councils will have a right to reject any application that has a negative impact on town centre retailers.

The planning White Paper, to be published on Monday, will also make clear that Ms Kelly

has rejected recommendations to allow more building on the green belt.

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The independent Barker Report last year triggered uproar among conservationists

by suggesting that rules could be relaxed to allow developers to build on green belt land. But Ms Kelly has decided against any changes.

The White Paper will outline a "super-test" that will require town halls to scrutinise any proposal for shopping developments outside town centres.

This will force councils and developers to carry out a more rigorous assessment of the impact of unplanned developments outside town centres.

It will also allow local planners increased flexibility in deciding whether new shops

should get the go-ahead, giving councils the power to rule whether the development will

support the town centre and benefit the consumer.

Ms Kelly also wants to support new investment that will improve the range of shops and promote consumer choice in high streets.

The "super-test" will replace two existing tests, which have been criticised for being too bureaucratic and failing to respond to shoppers’

changing demands.

Under the planning overhaul, councils will also have to ensure that their town or city has a

long-term plan for the high street or city centre based on robust evidence of consumer

need and demand for new facilities-Any proposal that fails this requirement risks being turned down.

Ministers believe that the new test will reinforce the Government’s commitment to stick to its "town centre first" policy and continue the revival of England’s towns and cities.

In the mid-Nineties 25 per cent of new development was in or around our town centres. By 2003, it was more than 40 per cent. The current system has been criticised for

unintentionally restricting competition

and limiting consumer choice.

In some cases, for example, where there is a lack of proven "need", a proposal may be

blocked even if it is shown that there would be no negative impact on the high street and that the plan could have brought wider benefits for the town centre.

Ms Kelly will commit to working with town centre investors and planning professionals to develop the new test this summer, looking at what works — and what does not. The final proposal will also take into account the conclusions of the

Competition Commission inquiry into the groceries market.

A Whitehall source said: "We remain absolutely committed to our successful ‘town centre first’ policy. It is right that the planning system supports prosperous high streets, where small

shops can succeed and there is choice for local people.

"We are clear that we must not return to the free-for-all of the 1980s. We will continue to

have rigorous tests to protect and promote our town centres as the bustling hearts of every

community."

Under council reforms, residents will also be able to trigger public hearings about the

quality of their town centres, as part of a new policy to ensure local people can have their say.

Elected members and council staff would be summoned before local "select committees" to be

grilled about local services — including planning decisions — under Government proposals to be debated in Parliament soon.